Are Seoul sellers negotiating more after 27 days on market?

L

lookTheRiver

Homeowner
Established
The usual advice seems to be to negotiate once a Seoul listing has sat for about 27 days, but I’m not sure that timing means much by itself. Among properties asking roughly ₩910,800,000 to ₩1,366,000,000, renovated homes appear to move faster while those needing work are more likely to linger or be reduced.

Would you make an evidence-based offer before a public cut, or wait for clearer seller motivation? I’m looking for completed transactions that can be matched to earlier listing prices, while keeping the comparison within tight neighbourhood boundaries and separating relisted or withdrawn properties. New-listing volume and uncertainty around tax costs may also be affecting the pattern.
 
I wouldn’t treat 27 days as an automatic negotiating threshold. A listing can look stale because it was withdrawn and relisted, while another may have had no reduction despite a motivated seller. Compare completed sales within the same complex or very tight area, then separate renovated from unrenovated units. Is your 27-day figure based only on current listings, or does it include properties that disappeared without a recorded sale?
 
I partly disagree with waiting for a visible cut. If the unrenovated property already needs substantial spending, the seller may consider a supported offer before changing the public price. Waiting could simply bring in another buyer.

What do you mean by a “clear answer” on property tax—the expected amount, who bears a particular payment, or uncertainty caused by the owner’s circumstances? That distinction could explain why superficially similar listings move differently.
 
Lara’s point is important: seller motivation may matter more than the displayed days. I’d track original ask, current ask, date and size of each cut, any withdrawal or relisting, condition, exact neighbourhood or complex, and whether a completed price is actually available. Also note your financing readiness, because a lower offer with fewer timing uncertainties may be viewed differently from the same number with unresolved funding.
 
Use two strategies rather than one rule. For renovated homes that fit your needs, decide your maximum and act promptly. For dated stock near 27 days, estimate the work required, ask why the seller is moving, and submit a reasoned offer rather than waiting mechanically for a cut. Until you have completed-sale comparisons, the asking history shows seller behaviour—not necessarily market value.
 
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